A roof is a large, high-stakes purchase, and roofing is also one of the most common targets for storm-chasers and high-pressure sales. This guide helps homeowners compare roofers and protect themselves.
Typical roofing costs
National ballpark ranges for planning only — not quotes. What you pay depends on scope, materials, access and your local market, so always compare written estimates.
| Service | Typical range |
|---|---|
| Roof inspection | Free โ $300 |
| Minor roof repair | $300 โ $1,500 |
| Asphalt shingle replacement (typical home) | $7,000 โ $16,000 |
| Metal roof (typical home) | $15,000 โ $40,000 |
| Gutter replacement | $1,000 โ $3,500 |
How roofing needs vary by region
Climate changes what matters most, what fails first and when to book. Find your region below.
| Region | What changes |
|---|---|
| Hot & humid South AL, AR, FL, GA, HI, LA, MS, SC, TX | Intense sun, heavy rain and wind-driven storms are the main stressors on roofs in this region. Ask about wind-rated shingles, proper underlayment and ventilation, and photograph storm damage before calling your insurer. |
| Hot & dry Southwest AZ, NM, NV | Heat and UV are brutal on roofing in this region. Ask about reflective or tile/metal options and how the contractor handles ventilation and underlayment in extreme heat. |
| Mixed / four-season DC, DE, KS, KY, MD, MO, NC, OK, TN, VA, WV | Roofs in this region see hail, wind, heat and freeze-thaw cycles. After a storm, get an independent inspection before signing anything with a contractor who knocked on your door. |
| Cold North & Mountain AK, CO, CT, IA, ID, IL, IN, MA, ME, MI, MN, MT, ND, NE, NH, NJ, NY, OH, PA, RI, SD, UT, VT, WI, WY | Snow load, ice dams and freeze-thaw damage drive roofing work in this region. Attic insulation and ventilation are as important as the shingles themselves. |
| Mild West Coast CA, OR, WA | Rain, moss and algae are common roof issues in parts of this region; inland areas add heat stress. Ask about moss-resistant materials and proper flashing and drainage. |
How to hire the right roofing contractor
- Have the roof inspected, ideally by someone who is not selling you the replacement, and photograph any damage.
- If there is storm damage, contact your insurer before signing a contract.
- Get at least three written bids with the same scope: materials, underlayment, flashing, ventilation, tear-off and disposal.
- Check license, insurance and local references; ask for recently completed roofs you can see.
- Use a written contract with start and completion dates, payment schedule and workmanship warranty.
Questions to ask before you hire
- Are you licensed in your state and covered by general liability and workers' comp?
- Will you remove the old roof or install over it?
- Which manufacturer warranty applies, and who backs the workmanship warranty?
- How do you handle rain delays and protect landscaping and the interior?
- Can I see addresses of recent roofs you installed nearby?
Red flags to watch for
- Door-to-door pitches after a storm, especially with 'insurance will cover everything.'
- Large deposits before materials are ordered.
- Bids that don't specify materials or brand.
- No physical business address or local references.
Licensing and verification
Roofing license requirements vary widely: some states license roofers, others leave it to local rules, and permits are commonly required for replacements. Verify the contractor with your state's licensing authority and your local building department.
Licensing by state
Who issues the license in each state we cover, and where to check one. City pages add the rules, thresholds, local permit office, firm counts and wages.
| State | Licensed by | Verify |
|---|---|---|
| Alabama Birmingham, Huntsville, Montgomery | Alabama Home Builders Licensure Board (HBLB) | Check a license |
| Alaska Anchorage | Alaska Division of Corporations, Business and Professional Licensing (Construction Contractors Program) | Check a license |
| Arizona Phoenix, Tucson | Arizona Registrar of Contractors (ROC) | Check a license |
| Arkansas Little Rock | Arkansas Contractors Licensing Board (Arkansas Department of Labor and Licensing) | Check a license |
| California Anaheim, Bakersfield, Fontana, Fresno +11 more | Contractors State License Board (CSLB) | Check a license |
| Colorado Aurora, Colorado Springs, Denver, Fort Collins | Local (cities and counties) | — |
| Florida Cape Coral, Jacksonville, Miami, Orlando +3 more | Florida Department of Business and Professional Regulation (DBPR), Construction Industry Licensing Board (CILB) | Check a license |
| Georgia Atlanta, Macon, Savannah | Local (cities and counties) | — |
| Hawaii Honolulu | Hawaii Contractors License Board (DCCA Professional and Vocational Licensing Division) | Check a license |
| Idaho Boise | Idaho Division of Occupational and Professional Licenses (DOPL), Idaho Contractors Board | Check a license |
| Illinois Chicago, Peoria, Rockford, Springfield | Illinois Department of Financial and Professional Regulation (IDFPR) | Check a license |
| Indiana Fort Wayne, Indianapolis | Local (cities and counties) | — |
| Iowa Des Moines | Iowa Department of Inspections, Appeals, and Licensing (DIAL) โ Contractor Registration | — |
| Kansas Overland Park, Wichita | Kansas Attorney General (Roofing Contractor Registration) | Check a license |
| Kentucky Lexington, Louisville | Local (cities and counties) | — |
| Louisiana Baton Rouge, New Orleans, Shreveport | Louisiana State Licensing Board for Contractors (LSLBC) | Check a license |
| Maryland Baltimore | Maryland Home Improvement Commission (MHIC) | Check a license |
| Massachusetts Boston, Worcester | Massachusetts Office of Public Safety and Inspections (Construction Supervisor License); Office of Consumer Affairs and Business Regulation (HIC registration) | Check a license |
| Michigan Detroit, Grand Rapids | Michigan Department of Licensing and Regulatory Affairs (LARA), Bureau of Construction Codes | Check a license |
| Minnesota Minneapolis, St. Paul | Minnesota Department of Labor and Industry (DLI) | Check a license |
| Mississippi Jackson | Mississippi State Board of Contractors (MSBOC) | Check a license |
| Missouri Kansas City, Springfield, St. Louis | Local (cities and counties) | — |
| Nebraska Lincoln, Omaha | Nebraska Department of Labor (Contractor Registration) | Check a license |
| Nevada Las Vegas, Reno | Nevada State Contractors Board (NSCB) | Check a license |
| New Jersey Jersey City, Paterson | New Jersey Division of Consumer Affairs | Check a license |
| New Mexico Albuquerque | New Mexico Regulation and Licensing Department, Construction Industries Division (CID) | Check a license |
| New York Buffalo, New York, Rochester, Syracuse +1 more | Local (cities and counties) | — |
| North Carolina Charlotte, Durham, Fayetteville, Greensboro +2 more | North Carolina Licensing Board for General Contractors (NCLBGC) | Check a license |
| Ohio Akron, Cincinnati, Cleveland, Columbus +2 more | Local (cities and counties) | — |
| Oklahoma Oklahoma City, Tulsa | Oklahoma Construction Industries Board (CIB) | Check a license |
| Oregon Eugene, Portland | Oregon Construction Contractors Board (CCB) | Check a license |
| Pennsylvania Philadelphia, Pittsburgh | Pennsylvania Office of Attorney General | Check a license |
| Rhode Island Providence | Rhode Island Contractors' Registration and Licensing Board (CRLB), Department of Business Regulation | Check a license |
| South Carolina Columbia | South Carolina Residential Builders Commission (SC LLR) | Check a license |
| South Dakota Sioux Falls | Local (cities and counties) | — |
| Tennessee Chattanooga, Clarksville, Knoxville, Murfreesboro +1 more | Tennessee Board for Licensing Contractors (Department of Commerce & Insurance) | Check a license |
| Texas Amarillo, Austin, Corpus Christi, Dallas +8 more | Local (cities and counties) | — |
| Utah Salt Lake City | Utah Division of Professional Licensing (DOPL), Department of Commerce | Check a license |
| Virginia Chesapeake, Newport News, Norfolk, Richmond +1 more | Virginia Department of Professional and Occupational Regulation (DPOR), Board for Contractors | Check a license |
| Washington Seattle, Spokane, Tacoma, Vancouver | Washington State Department of Labor & Industries (L&I) | Check a license |
| Washington, D.C. Washington | DC Department of Licensing and Consumer Protection (DLCP) | — |
| Wisconsin Madison, Milwaukee | Wisconsin Department of Safety and Professional Services (DSPS) | Check a license |
Compiled from official state agency and state bar sites, checked November 15, 2026.
When to schedule
Schedule replacements in dry shoulder seasons when possible. After storms demand spikes, so avoid rushed decisions and get an independent inspection first.
Frequently asked questions
How long does a roof last?
Asphalt shingles commonly last roughly 20โ30 years depending on climate and installation quality; metal and tile can last longer.
Should I repair or replace?
Isolated damage on a roof with plenty of life left is usually repaired. Widespread wear or multiple leaks often points to replacement. Get a second opinion.
Will insurance cover my roof?
It depends on the policy and the cause of damage. Document the damage and contact your insurer before signing a contractor agreement.
Roofing by city
Local notes for 155 cities — licensing bodies, climate and seasonal timing.
Roofing in New York, NYRoofing in Los Angeles, CARoofing in Chicago, ILRoofing in Houston, TXRoofing in Phoenix, AZRoofing in Philadelphia, PARoofing in San Antonio, TXRoofing in San Diego, CARoofing in Dallas, TXRoofing in San Jose, CARoofing in Austin, TXRoofing in Jacksonville, FLRoofing in Fort Worth, TXRoofing in Columbus, OHRoofing in Charlotte, NCRoofing in San Francisco, CARoofing in Indianapolis, INRoofing in Seattle, WARoofing in Denver, CORoofing in Washington, DCRoofing in Boston, MARoofing in El Paso, TXRoofing in Nashville, TNRoofing in Detroit, MIRoofing in Oklahoma City, OK
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AllCityPros is an independent information resource. We do not endorse, rate or vouch for any specific business, and nothing here is professional advice. Cost ranges are national ballparks and are not quotes. Always verify licences, insurance and references yourself.